Top Rated
8/10
8/10John C. Vanderburg ES
Zoned · Summerlin (5 min)
K-5700 Students18:1
The Paseos, Summerlin
Altura at The Paseos Homes For Sale
Nevada's #1 team for Altura at The Paseos real estate. Search single-family homes on elevated lots in The Paseos village of Summerlin (ZIP 89138) with Red Rock Canyon views, mature landscaping, and trail access.
PRICE RANGE
$680K-$1.1M
NREG field knowledge + LVR, June 2026
STAT FALLBACK MEDIAN
$800K
LVR / GLVAR, June 2026
MEDIAN DAYS ON MARKET
41
LVR / GLVAR sold data, June 2026
HOA (MASTER + SUB)
$90-$210/mo
Community plan record
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Altura at The Paseos at a Glance?
Altura at The Paseos is a single-family neighborhood in The Paseos village of Summerlin (ZIP 89138), where resale homes run $680K-$1.1M and a stat fallback median of $800,000 per Las Vegas REALTORS, 41 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below unpack what makes The Paseos village distinctive within Summerlin.
- The price band: resale homes run $680K-$1.1M, above outer Summerlin villages but below guard-gated enclaves; elevated lot position drives the premium end.
- The location: five minutes from Downtown Summerlin, ten from Red Rock Canyon, twenty from the Strip via Summerlin Parkway and I-15.
- Best for: professional families targeting Rogich Middle School (10/10) and Palo Verde High zoning, plus California relocators swapping the income-tax burden for trail-connected Summerlin living.
- Trail connectivity: the 150-plus-mile Summerlin trail network connects directly from The Paseos to parks, schools, and Downtown Summerlin without driving.
- Do your homework: HOA tiers ($90-$210 combined master + sub-association), lot elevation and view orientation, and CCSD boundary verification all move real money here.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Altura at The Paseos Homes for Sale?
Altura at The Paseos is part of ZIP code 89138 in The Paseos village of Summerlin, where single-family resale homes range from $680,000 to $1.1 million according to Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily, and every active Summerlin listing is searchable in our live MLS portal filtered by price, beds, and view.
PRICE DISTRIBUTION
How Many Altura-Area Homes Sell in Each Price Range?
Altura at The Paseos sits in the $680K-$1.1M band within ZIP 89138. The price distribution below shows where competition concentrates across the Summerlin/ZIP 89138 area per Las Vegas REALTORS MLS data — useful context for understanding where Altura fits within the broader west-side Summerlin market.
Browse Altura at The Paseos Listings
How Can You Find a Summerlin Altura Home by Type, Lifestyle & Price?
Altura at The Paseos homes break into single-family resale by price band, view orientation, and school zone. Each link below opens the live Las Vegas MLS search with ZIP 89138 pre-filtered, with counts updated daily from Las Vegas REALTORS MLS data.
Which Summerlin Villages Should You Compare to Altura?
Altura at The Paseos sits in The Paseos village — the comparison below maps nearby Summerlin villages and guard-gated enclaves by price point so you can benchmark before touring.
Single-Family · The Paseos sibling
Andalusia at The Paseos
Village · Trail Access · SchoolsThe Paseos (village hub)
Master Plan · All VillagesSummerlin (master plan hub)
Guard-Gated · Golf · Arnold PalmerRed Rock Country Club
Guard-Gated · Luxury · Bear's Best GolfThe Ridges
City Hub · All CommunitiesLas Vegas (citywide)
Updated daily · 0 active listings · MLS data
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How Can You Get New Altura at The Paseos Listings First?
Custom alerts by price, beds, view orientation, and lot position — no spam, unsubscribe anytime. Well-priced Altura homes with elevated Red Rock Canyon sight lines can move in days when condition supports the ask; alert subscribers see new listings within hours of MLS input.
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EDUCATION
9/10
9/10
8/10
How Are the Schools for Altura at The Paseos?
Schools are the single strongest draw to Altura: Sig Rogich Middle School rates 10/10 per GreatSchools — one of the highest-rated public middle schools in Nevada — and Palo Verde High School holds 8/10. John C. Vanderburg Elementary anchors the K-5 zone at 8/10. Private options include Bishop Gorman High School and The Meadows School.
9/10The Meadows School (Lower)
Private · west valley (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (12 min)
K-12900 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Altura at The Paseos Families?
According to GreatSchools.org, Altura families are zoned to one of the strongest public school sequences in Southern Nevada: Vanderburg ES (8/10), Rogich MS (10/10), and Palo Verde HS (8/10). Private options — Bishop Gorman, Faith Lutheran, The Meadows — extend the depth. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 8 min | $680,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $680,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $680,000+ |
| 4 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Summerlin · 5 min | $680,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $680,000+ |
SAFETY & CRIME
Is Altura at The Paseos Safe?
Direct Answer
Yes — Altura is an established single-family neighborhood in the Summerlin master plan with no through-traffic incentives and the low crime rates typical of professional homeowner communities. Las Vegas Metropolitan Police Department covers the surrounding area; the open neighborhood format means typical incidents are minor property matters benchmarked through FBI Uniform Crime Reporting data.
- Las Vegas Metro Police jurisdictionCity of Las Vegas police coverage
- No guard gate — standard neighborhoodConsistent with Summerlin open villages
- Owner-occupied householdsHigh ownership = lower crime profile
- Benchmark tool for area dataVerify incident rates before writing
What Buyers Should Know
Altura at The Paseos benefits from the demographic profile typical of established Summerlin professional neighborhoods: high owner-occupancy (roughly 78%), a family household mix, and no through-traffic streets drawing outsiders into the neighborhood. The Summerlin master plan's trail connectivity and park design reduce the isolated dead-end pockets that correlate with property crime in other metro areas.
Las Vegas Metropolitan Police Department provides city-wide coverage, and The Paseos village sits in a west-side service area that consistently records lower property-crime rates than central or downtown Las Vegas corridors. Verify current incident statistics through FBI Uniform Crime Reporting tools before making any tenure or investment decision.
For buyers comparing Altura to guard-gated alternatives, the practical security profile of an established Summerlin professional neighborhood — owner-occupant neighbors, well-lit streets, and a connected community design — provides meaningful baseline security even without a staffed gate. Guard-gated options at The Ridges (from $2M) and Red Rock Country Club (from $1.2M) are within fifteen minutes if the gate is a must-have.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per NREG field knowledge and community plan record. Last updated June 2026.
Living In
What's It Like Living in Altura at The Paseos?
The Answer
Living in Altura at The Paseos means elevated lots with Red Rock Canyon sight lines, 150-plus miles of Summerlin trails on the doorstep, and Rogich Middle School (10/10) five minutes away. The neighborhood sits inside The Paseos village under the Howard Hughes Corporation master plan, with Downtown Summerlin five minutes east on West Charleston.
What is Altura at The Paseos known for?
Altura is known for its elevated single-family lots that offer Red Rock Canyon and valley sight lines, mature desert landscaping established over two decades, and direct connectivity to the Summerlin 150-plus-mile trail network — all at a price point below Summerlin's guard-gated enclaves.
Who should live in Altura at The Paseos?
Professional families targeting Rogich Middle School (10/10) and Palo Verde High School (8/10), California relocators trading state income tax for Nevada's zero rate, and buyers who value trail connectivity and canyon access over guard-gated security.
What is daily life like?
Morning trail runs through The Paseos Linear Park or Fox Hill Park with disc golf and zip lines for the kids, errands at Downtown Summerlin in five minutes, and weekend hikes in Red Rock Canyon ten minutes west — with the Strip and Harry Reid Airport accessible on those infrequent commute days.
Location
Where Is Altura at The Paseos
Altura at The Paseos sits within The Paseos village of Summerlin in western Las Vegas (ZIP 89138), near the foothills of the Spring Mountains. About five minutes from Downtown Summerlin along West Charleston Boulevard and ten minutes from Red Rock Canyon.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Summerlin Hospital
10
Min
Airport
30
Min
Altura at The Paseos
At a Glance$680,000-$1,100,000
Price Range
$800,000
Stat Fallback Median
41
Median Days on Market
$90-$210/mo
HOA (master + sub-association)
- Setting
- Single-family village in Summerlin master plan
- Village
- The Paseos, Summerlin
- ZIP Code
- 89138
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Gate
- Open — no guard gate
- HOA
- $90-$210/mo (master + sub)
- Schools
- CCSD — Vanderburg ES, Rogich MS, Palo Verde HS
- Trails
- 150+ mile Summerlin network
- Canyon Access
- 10 min to Red Rock Canyon
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Altura at The Paseos Score?
Altura earns strong marks on schools, outdoor access, and location within the Summerlin master plan, with honest trade-offs on price entry and the absence of a guard gate. The six categories below are what our team walks through with every buyer considering The Paseos before a first tour.
Grade A: Schools
Rogich MS (10/10) and Palo Verde HS (8/10) per GreatSchools anchor one of the strongest public school zones in the Las Vegas Valley, with Bishop Gorman and The Meadows nearby.
Grade A: Outdoor Access
The Paseos Linear Park and Fox Hill Park walkable from most streets; 150-plus-mile Summerlin trail network on the doorstep; Red Rock Canyon ten minutes west.
Grade A-: Location
Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — one of the most balanced lifestyle radii in the entire master plan.
Grade B+: Amenities
Trail system, parks, and Downtown Summerlin shopping and dining are the primary draws; no private clubhouse within Altura itself.
Grade B: Safety
Open neighborhood within an established master plan; City of Las Vegas LVMPD coverage; no guard gate, so normal neighborhood diligence applies.
Grade B: Cost of Living
$680K-$1.1M entry with $90-$210/mo combined HOA is mid-tier for Summerlin — premium over outer villages, meaningful discount to guard-gated enclaves.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Altura at The Paseos a good place to live?
Yes — for families and professionals who prize trail connectivity, top-rated schools, and canyon proximity over guard-gated security. Rogich Middle School rates 10/10 and Palo Verde High School rates 8/10 per GreatSchools, the 150-plus-mile Summerlin trail network runs from the doorstep, and Red Rock Canyon is ten minutes west on West Charleston. The trade-off is an open neighborhood — no staffed gate — and a $680K-$1.1M price band that sits above outer Summerlin villages but well below The Ridges or Red Rock Country Club.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Altura at The Paseos?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a $66,820 median household income. Inside The Paseos village, community records show a median age near 38, average household income above $110,000, and owner-occupancy near 78% — a professional family profile well above the citywide average.
The Census does not break The Paseos or Altura out as a separate place, so Las Vegas citywide figures serve as the statistical backdrop. Our closing data shows a consistent mix of professional families targeting the Rogich-Palo Verde school corridor, California relocators drawn by Nevada's zero income-tax policy, and long-term Summerlin owners upgrading within the master plan.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$680K-$1.1M
vs Clark Co value $391K
89138
The Paseos village
$90-$210/mo
vs guard-gated $250-$700
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (The Paseos is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Altura at The Paseos Area Growing?
Altura is a resale community within a built-out section of The Paseos village — growth here is driven by in-migration demand rather than new rooftops. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin west-side corridor continues to capture the valley's highest-income in-migration, particularly from California.
656,274Las Vegas residents (Census)
78%Owner-occupied in The Paseos area
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010-2030 (projected)
The Summerlin master plan has absorbed a disproportionate share of Las Vegas's professional in-migration — Howard Hughes Corporation's community design, trail infrastructure, and school access create the kind of neighborhood fabric that retains owners long-term. In The Paseos specifically, low turnover and consistent demand from the California relocation pipeline have kept resale inventory tight relative to the citywide market.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Altura at The Paseos Score for Livability?
Altura scores highest on schools and outdoor access: Rogich Middle School at 10/10 per GreatSchools, Palo Verde High at 8/10, the 150-plus-mile Summerlin trail network on the doorstep, and Red Rock Canyon ten minutes west. Honest trade-offs are the open neighborhood format and a $680K-$1.1M price band that demands deliberate budgeting.
- 84A-
Overall Livability
- 90A
Schools (zoned + private)
- 72B
Safety (open neighborhood)
- 55C+
Cost of Living
- 82B+
Amenities
- 88A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Altura at The Paseos Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Paseos village trades against. The stat fallback for Altura is $800,000 median and 41 median days on market, consistent with The Paseos's mid-tier Summerlin positioning.
Median Sold Price
$800,000 stat fallback median for Altura at The Paseos, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
41 median days stat fallback; well-priced elevated lots move faster
vs May 2025
Source: Las Vegas REALTORS
Price Range
$680,000-$1,100,000 resale range across The Paseos village
vs May 2025
Source: Las Vegas REALTORS
The long view: Altura at The Paseos's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
41
MEDIAN DAYS ON MARKET
$800K
STAT FALLBACK MEDIAN
89138
ZIP CODE
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Altura at The Paseos market right now?
The Paseos village in Summerlin draws consistent professional demand: well-priced Altura homes with elevated lot positions and Red Rock Canyon sight lines attract multiple offers, while homes without view premiums sit closer to the 41-day median. Buyers who have their financing locked and school-zone research done move most efficiently in this segment.
62Consistent Demand
- $800KStat fallback median price
- 41 daysStat fallback median DOM
- 89138ZIP code (The Paseos, Summerlin)
- $90-$210Monthly HOA (combined tiers)
Is Altura at The Paseos Right for You?
Who Should Buy a Home in Altura at The Paseos?
Altura at The Paseos is not for every buyer — it is a specific Summerlin sub-village for households that prize school quality, trail connectivity, and canyon access over guard-gated security, and who can budget $680K-$1.1M for a single-family resale home. The profiles below help you self-sort before a first tour.
Which Buyer Types Fit Best in Altura at The Paseos?
Professional Families
- Rogich MS (10/10) and Palo Verde HS (8/10) zoning
- Fox Hill Park adventure playground and disc golf
- Trail connectivity to schools without driving
- Established neighborhood with low through-traffic
California Relocators
- Zero Nevada income tax vs California's 13.3% top rate
- Summerlin-quality living at a fraction of LA comparable pricing
- Trail and canyon lifestyle without California's cost
- Our relocation team handles virtual tours and comps from out of state
Outdoor-First Buyers
- Red Rock Canyon ten minutes west on West Charleston
- 150-plus-mile Summerlin trail network from the doorstep
- Fox Hill Park with disc golf, zip lines, and adventure playground
- TPC Summerlin golf ten minutes away
Summerlin Upsizers
- Step up from outer Summerlin villages at $680K-$1.1M
- Elevated lot positions with view premiums within the village
- Maintain existing CCSD school-zone relationships
- HOA continuity through the Summerlin master association
School-Zone Prioritizers
- Rogich MS at 10/10 is the public gold standard in Las Vegas
- Vanderburg ES at 8/10 anchors the K-5 sequence
- Bishop Gorman and Faith Lutheran within twelve minutes
- Doral Academy Red Rock charter school ten minutes away
Trail-and-Canyon Lifestyle Buyers
- Direct trail access without a car for daily fitness
- Red Rock Canyon NCA — hiking and climbing in the Southwest
- Mt. Charleston forty-five minutes for pine-forest escapes
- 300 days of sunshine for year-round outdoor use
Best Fit For
- Professional families — the Rogich-Palo Verde school corridor is among the strongest public school sequences in Southern Nevada, and Fox Hill Park with zip lines and disc golf keeps kids active on trails.
- California relocators — zero Nevada income tax, a 3% property-tax cap, and a Summerlin-quality single-family home at $680K-$1.1M compared to $1.5M-plus for a comparable Bay Area or LA school zone.
- Outdoor-first buyers — Red Rock Canyon NCA ten minutes west and 150-plus miles of Summerlin trails connecting directly from The Paseos make this the most outdoors-accessible mid-tier Summerlin address.
- Summerlin insiders — established homeowners upgrading within the master plan for elevated lot positions, view premiums, and the school-quality step-up to the Rogich zone.
- School-zone prioritizers — Rogich Middle School (10/10) is the anchor — one of the highest-rated public middle schools in Nevada, zoned for Altura without private-school tuition.
- Buyers who value master-plan infrastructure — Howard Hughes Corporation's design standards, trail maintenance, and park investment mean Altura benefits from one of the most professionally managed community environments in the region.
Ready to explore homes in Altura at The Paseos? Our team knows every street, lot grade, and view corridor in The Paseos village.
Start Your Home SearchPros
- Rogich Middle School at 10/10 per GreatSchools — among Nevada's highest-rated public middle schools
- 150-plus-mile Summerlin trail network connects directly from The Paseos village
- Red Rock Canyon National Conservation Area ten minutes west on West Charleston Boulevard
- Fox Hill Park with adventure playground, zip lines, and disc golf walkable from most streets
- Downtown Summerlin shopping, dining, and Las Vegas Ballpark five minutes away
- Elevated lot positions with Red Rock Canyon and valley sight lines in many sections
- Zero Nevada state income tax and a 3% primary-residence property-tax cap (NRS 361.471)
- Below guard-gated pricing: $680K-$1.1M vs The Ridges from $2M or Red Rock CC from $1.2M
Honest Considerations
- No guard gate or staffed entry — standard open-neighborhood security applies
- HOA tiers ($90-$210/mo combined master + sub-association) require escrow document review
- Resale-only market — no active production builder sites within Altura today
- View premiums are real: elevated lots command materially higher prices than flat-graded ones
- Summer heat — 105-plus degrees July through September; trail running shifts to early morning
- Conforming loan limits apply to the lower end; jumbo products needed for $1M-plus purchases
Village Comparison
How Does Altura at The Paseos Compare to Nearby Summerlin Villages?
A side-by-side of the closest Summerlin villages to Altura — entry pricing, school zone, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: per-village medians on small sub-neighborhoods can be statistical noise, so we publish entry points and key differentiators instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Altura at The Paseos | $680K-$1.1M | n/a* | 41 | n/a* | Schools · Trails · Canyon |
| Andalusia at The Paseos | From $650K | n/a* | n/a* | n/a* | The Paseos sibling · Similar schools |
| The Paseos (village) | From $450K | n/a* | n/a* | n/a* | Village variety · Entry Summerlin |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf · Arnold Palmer |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Bear's Best golf |
| Summerlin (hub) | From $350K | n/a* | n/a* | n/a* | All villages · All budgets |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-village $/SF and DOM on small samples are intentionally omitted — ZIP 89138 benchmarks: $800K median, 41-day DOM (stat fallback).
Village Deep Dive
What's Inside The Paseos and Adjacent Summerlin Villages?
Submarket 1
Altura at The Paseos
Elevated lots in The Paseos village with trail connectivity and Rogich MS zoning at a below-guard-gated price point — the school-quality and outdoor-access sweet spot of Summerlin.
Browse Altura at The Paseos homes →$800KMedian Price
41Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Andalusia at The Paseos
A companion sub-neighborhood within The Paseos sharing the same trail access, school zoning, and HOA structure as Altura — compare side by side with lot grade and upgrade levels.
Browse Andalusia at The Paseos homes →$650K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Paseos (village)
The broader Paseos village spans multiple sub-neighborhoods and price bands, connecting the full trail network and school access to buyers at a range of budgets below Altura's resale floor.
Browse The Paseos (village) homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
Guard-gated Summerlin community with two Arnold Palmer courses and estate-caliber homes from $1.2M — the guard-gate step-up comparison for Altura buyers who want security and golf.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Ridges
Summerlin's most exclusive address — guard-gated, with custom estates and Bear's Best Las Vegas golf. The reference point for buyers stepping well past Altura's top-end $1.1M ceiling.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin (hub)
The master plan hub covering 22,500 acres, 25-plus villages, and price points from $350K condos to $5M-plus custom estates — the full-picture comparison page before narrowing to a village.
Browse Summerlin (hub) homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Paseos Village — Trail Hub
The Paseos is the broader Summerlin village containing Altura and Andalusia, known for its mature desert landscaping, elevated terrain, direct trail-network connectivity, and the Rogich-Palo Verde school pipeline. The Paseos Linear Park and Fox Hill Park are both within walking distance of most streets.
Browse The Paseos Village — Trail Hub homes →150+Summerlin Trail Miles
10/10Rogich MS Rating
10 minRed Rock Canyon
5 minDowntown Summerlin
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits your budget?
BY ZIP CODE
How Does ZIP Code 89138 (The Paseos, Summerlin) Break Down?
ZIP 89138 spans The Paseos village and adjacent Summerlin sections, from trail-connected single-family homes in the $500Ks to elevated-lot resale properties at $1.1M. The table below maps the corridor into its real price bands per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89138 | Altura at The Paseos — elevated single-family resale | $680K-$1.1M (resale range) | n/a* | 41 (stat fallback) | n/a* | n/a* |
| 89138 | Andalusia at The Paseos — sibling sub-neighborhood | From $650K | n/a* | n/a* | n/a* | n/a* |
| 89138 | The Paseos village — broader entry to mid tier | From $450K | n/a* | n/a* | n/a* | n/a* |
| 89138 | Adjacent Summerlin villages within the ZIP | Varies by village | n/a* | n/a* | n/a* | n/a* |
| 89138 | Full ZIP 89138 benchmark | $800K (stat fallback) | — | 41 | n/a* | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Village-level $/SF and year-over-year change are intentionally omitted: sub-neighborhood samples are too small to be meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Altura at The Paseos Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, GreatSchools, and the Howard Hughes Corporation master plan — capture Altura at The Paseos faster than any brochure: $680K-$1.1M pricing, a 10/10 middle school, 150-plus trail miles, and Red Rock Canyon ten minutes away.
$680K-$1.1M
Resale price range for single-family homes in Altura at The Paseos, The Paseos village, Summerlin, June 2026.
NREG field knowledge + LVR
$800K
Stat fallback median price for the Altura at The Paseos area per LVR / GLVAR MLS data.
Las Vegas REALTORS
41
Stat fallback median days on market for the community, consistent with The Paseos mid-tier positioning.
LVR / GLVAR, June 2026
10/10
GreatSchools rating for Sig Rogich Middle School — the zoned campus for Altura, one of Nevada's highest-rated public middle schools.
GreatSchools.org
150+
Miles of trail network in the Summerlin master plan, connecting from The Paseos Linear Park on the Altura doorstep.
Howard Hughes Corporation
10 min
Drive time to Red Rock Canyon National Conservation Area entrance on West Charleston Boulevard.
Community plan record drive times
5 min
Drive time to Downtown Summerlin — 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark.
Community plan record drive times
$90-$210
Monthly HOA range combining the Summerlin master association fee and sub-association assessment.
Community plan record
WHY ALTURA AT THE PASEOS
Why Does Altura at The Paseos Stand Apart From Its Peers?
Altura at The Paseos delivers Rogich Middle School (10/10), the 150-plus-mile Summerlin trail network, and Red Rock Canyon ten minutes west — all below guard-gated entry pricing. Each advantage ties to a primary source: the Nevada Revised Statutes, GreatSchools, the Bureau of Land Management, and the Howard Hughes Corporation master plan record.
- GreatSchools.org · Nevada Report Card
Rogich Middle School — 10/10
One of the highest-rated public middle schools in Nevada is the zoned campus for Altura, giving families a genuinely exceptional public school without private-school tuition.
- Howard Hughes Corporation
150-plus-mile Summerlin trail network
The Paseos Linear Park and Fox Hill Park connect directly to the trail spine running through all of Summerlin — the most extensive master-plan trail system in the Las Vegas Valley.
- Bureau of Land Management
Red Rock Canyon ten minutes west
The 195,000-plus-acre Bureau of Land Management conservation area is the closest world-class hiking and climbing destination to any Summerlin village.
- NREG field knowledge + LVR
Below guard-gated pricing
$680K-$1.1M compared to The Ridges (from $2M) and Red Rock Country Club (from $1.2M) — the school zone and trail access without the gate premium.
- Nevada Revised Statutes 361.471
Nevada tax advantage
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 preserve household income that California equivalents cannot match.
WHY BUY IN ALTURA AT THE PASEOS
What Are the Top 10 Reasons to Buy a Home in Altura at The Paseos?
Altura's case rests on a school-zone and trail-access combination that few Summerlin villages can match at this price: Rogich MS at 10/10, Palo Verde HS at 8/10, 150-plus miles of trails on the doorstep, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero state income tax. Ten sourced reasons follow.
Rogich Middle School at 10/10
The zoned middle school is among the highest-rated public campuses in Nevada — a meaningful school-quality premium for the price point.
GreatSchools.org
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for California relocators at most income levels.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, making long-run ownership costs predictable.
NRS 361.471
150-plus-mile trail network on the doorstep
The Summerlin trail system connects The Paseos directly to parks, schools, and Downtown Summerlin without driving.
Howard Hughes Corporation
Red Rock Canyon ten minutes away
One of the great outdoor assets of the American Southwest — hiking, climbing, and the 13-mile scenic drive — is closer to Altura than to most Summerlin villages.
Bureau of Land Management
Elevated lots with view premiums
The Paseos sits on higher terrain than adjacent Summerlin villages, giving many Altura lots Red Rock Canyon or valley sight lines.
NREG field knowledge
Downtown Summerlin five minutes away
125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are a short drive on West Charleston.
Howard Hughes Corporation
Below guard-gated entry pricing
$680K-$1.1M delivers Summerlin school access and trail living at a meaningful discount to The Ridges or Red Rock Country Club.
LVR + NREG field knowledge
Established master plan infrastructure
Howard Hughes Corporation's design standards, landscape maintenance, and community planning remove the guesswork of unaffiliated neighborhoods.
summerlin.com
Fox Hill Park with adventure playground
One of the valley's most distinctive parks — zip lines, disc golf, adventure playground — is walkable from most Altura streets.
City of Las Vegas Parks
New Construction
Who Builds New Homes in and Around Altura at The Paseos?
Altura at The Paseos is a resale community — no production builder operates active sites within the neighborhood today. Buyers seeking new construction with a comparable Summerlin profile shop western Summerlin villages fifteen to twenty minutes away, where Toll Brothers, Tri Pointe, and Lennar are active. Verify current incentives before writing.
Luxury & Move-Up
Toll Brothers
Closest new-build luxury profile to Altura resale pricing
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers compare to Altura remodels
Family & Mid-Market
Lennar
Broadest west-side new-build selection below the $800K tier
55+ Active Adult
Pulte / Del Webb
The active-adult alternative for downsizers comparing Altura
Family
Richmond American
Value-oriented new builds outside The Paseos price band
Outdoor Recreation
What Outdoor Amenities Does Altura at The Paseos Offer?
The Paseos Linear Park and Fox Hill Park are walkable from most Altura streets; the 150-plus-mile Summerlin trail network begins on the doorstep; and Red Rock Canyon's 195,000-plus acres are ten minutes west. The Bureau of Land Management maintains the canyon's 13-mile scenic drive, hiking trails, and rock-climbing routes through 300 days of Nevada sunshine annually.
WALKABLE
The Paseos Linear Park
~12 acresTrails · Desert gardens · Open spaceResidents
Desert garden trails, open space, and dog-friendly paths woven through The Paseos village connecting directly to the broader Summerlin trail network.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
One of Summerlin's most distinctive parks: adventure playground with zip lines, a full disc golf course, picnic areas, and open trail access — a genuine draw for active families.
DOORSTEP
Summerlin Trail System
150+ milesHiking · Cycling · RunningFree
Howard Hughes Corporation's 150-plus-mile trail network connects Altura to every Summerlin village, park, school, and Downtown Summerlin without a single road crossing in many sections.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · Events · Las Vegas BallparkFree
125-plus shops and restaurants, City National Arena (Vegas Golden Knights practice), Las Vegas Ballpark, and a year-round events calendar — the lifestyle hub of Summerlin.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class climbing on Calico Hills sandstone, and dozens of hiking trails, managed by the Bureau of Land Management.
10 MIN
TPC Summerlin
18 holesPublic golf · PGA Tour hostPublic
Home of the Shriners Children's Open, TPC Summerlin offers public play on one of the Las Vegas Valley's most celebrated courses, about ten minutes from The Paseos.
10 MIN
Summerlin Hospital Medical Center
Regional medical centerEmergency · Specialty careMedical
The west valley's primary hospital sits about ten minutes from Altura — important context for medical professionals considering the community.
45 MIN
Mt. Charleston
~316,000 acresSkiing · Hiking · CampingFree / NFS
The Spring Mountains National Recreation Area offers winter skiing, summer hiking in pine forests, and temperatures that run 20-30 degrees cooler than the valley floor — a quick escape from summer heat.
The Altura at The Paseos Lifestyle
What Does a Weekend in Altura at The Paseos Look Like?
Three moods on one weekend: a trail run on The Paseos Linear Park, Saturday morning at Fox Hill Park's zip lines and disc golf, then dinner at Downtown Summerlin five minutes away — with Red Rock Canyon's 195,000-acre conservation area managed by the Bureau of Land Management ten minutes west.
150+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
10/10Rogich Middle School Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour Altura at The Paseos Homes This Weekend?
Altura at The Paseos is an open neighborhood, so weekend open houses happen on the seller's schedule rather than by gate clearance. Set up instant alerts to get notified the moment an Altura home schedules an open house — or browse every active listing now and let us arrange private showings with lot-grade and view-orientation context built in.
Quick Answer
What does an HOA cost in Altura at The Paseos?
Budget $90-$210 per month, which combines the Summerlin master association fee with the Altura sub-association assessment for common-area maintenance, landscaping, and shared amenity access. Exact dues vary by sub-association and year — always request the full resale package in escrow to confirm current assessments, reserve funding, and any pending special assessments before your contingency deadline. Transfer fees and capital contributions at closing are separate; price those into your offer math.
Moving to Altura at The Paseos
Should I Move to Altura at The Paseos?
Every month, Bay Area and Southern California households discover that the Summerlin lifestyle — elevated lots, trail access, top-rated schools — is attainable at $680K-$1.1M. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single difference reshapes the math for most relocating families.
Why California Buyers Are Choosing Altura at The Paseos
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $350,000 saves roughly $30,000-$40,000 per year in state income taxes alone after establishing Nevada residency. Altura adds what California's Summerlin-profile neighborhoods can't match: an effective property-tax rate of roughly 0.5-0.75% with a 3% annual cap for primary residences, attached to a single-family home on elevated terrain five minutes from Downtown Summerlin and ten from Red Rock Canyon.
At an $800,000 budget, buyers in the San Fernando Valley or Orange County are looking at a dated ranch on a flat lot shared with a busy street. That same budget in Altura secures a single-family home on an elevated lot with mountain sight lines, mature desert landscaping, and trail connectivity — inside one of America's top-selling master plans — five minutes from one of the west valley's best school zones and ten from world-class canyon hiking.
According to Las Vegas REALTORS, the ZIP 89138 median tracks within The Paseos village pricing band of $680K-$1.1M. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5-0.75% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area about ten minutes west on West Charleston.
Altura runs on a professional household economy: educators, physicians, tech workers, and executives whose employers anchor the Las Vegas west-valley corridor. The Downtown Summerlin corporate and medical corridor is five minutes away, Summerlin Hospital Medical Center is within ten minutes, and the Strip's resort-employment core is about twenty minutes east via Summerlin Parkway. The 150-plus-mile Summerlin trail network connects to adjacent villages and schools without touching a car.
Cost of Living Snapshot — Altura at The Paseos vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration fees. The category that flips hardest is the one that matters here: Summerlin-quality single-family living that starts near $680,000 in Altura costs well over $1.5 million for a comparable school-district address in greater Los Angeles.
| Metric | Altura, Summerlin NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Home Price | ~$680K (Altura resale) | ~$1.5M+ (comparable school zone) |
| Effective Property Tax Rate | ~0.5%-0.75% | ~1.0%-1.25% |
| HOA Fees | $90-$210/mo | Varies; often $400-$800/mo in gated communities |
| Airport Commute | ~30 min (Harry Reid) | 45-90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Altura at The Paseos Rental Market — Rent vs. Own
Executive leases in The Paseos village surface occasionally, but 78% of Altura households own per community demographics — rental inventory is structurally thin in a Summerlin single-family neighborhood of this caliber. Single-family leases in the ZIP 89138 corridor track near $3,000-$4,500 per month for comparable square footage. For buyers with a 5-plus-year horizon, the own-vs-rent math tilts decisively toward ownership once principal paydown and Nevada's tax advantage compound.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Altura at The Paseos? Our team specializes in out-of-state relocation — virtual tours, comparable analysis by lot position and elevation, HOA document review, school-zone confirmation, and closing coordination without multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Altura at The Paseos in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Altura buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Define your Altura criteria
Decide on lot position (elevated with view vs flat), price band ($680K-$1.1M), and must-have features. Elevated lots with Red Rock Canyon sight lines command a premium within the village — set your ceiling early.
Get pre-approved for the right product
Conventional financing works below the conforming limit; jumbo products apply on $1M-plus Altura homes, typically requiring 20% down plus reserves. Have your pre-approval letter in hand before touring so you can move quickly.
Hire a Summerlin specialist
With elevated lot premiums, view corridor analysis, and sub-association due diligence all in play, work with an NREG agent who has closed transactions in The Paseos specifically — not just a general Summerlin search.
Tour in person or virtually
Altura is an open neighborhood — no gate clearance needed. Walk candidate streets morning and afternoon to assess traffic, sun orientation, and lot grade. Virtual tours with live MLS walkthroughs work for out-of-state buyers.
Write and negotiate the offer
Know where each seller stands on timing and condition before you write. Elevated-lot, move-in-ready Altura homes attract multiple offers; price accordingly and keep contingency timelines tight.
Inspection and HOA document review
Order the resale package early: current dues, reserve study, CC&Rs, and any pending assessments for both the master association and sub-association. Forty-five minutes of document review can save thousands.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; standard Altura purchases close in 30-45 days from acceptance. Jumbo files may need extra appraisal time — budget accordingly and keep your loan officer looped in.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin master association, verify CCSD school enrollment for your address, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Altura at The Paseos Economy?
Altura runs on a professional household economy: physicians, educators, tech workers, and executives anchored in the west Las Vegas valley. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and The Paseos community records show average household income above $110,000 — roughly 50% above the Clark County median.
$110,000+Avg household income, The Paseos areaNREG community records
78%Owner-occupied householdsCommunity demographics
5 minTo Downtown Summerlin corridorCorporate, medical, and retail employment
20 minTo Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top Altura-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and physician-office campus, about ten minutes from Altura
- Downtown Summerlin corporate corridorOffices, company headquarters, and the west side's retail employment hub, five minutes away
- Clark County School District (west region)Employs educators across the Summerlin campus network including Vanderburg ES, Rogich MS, and Palo Verde HS
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about fifteen minutes
- Howard Hughes CorporationMaster developer maintaining and expanding the Summerlin community; offices near Downtown Summerlin
- City of Las VegasMunicipal services and administration for the parent city covering Altura at The Paseos
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Altura at The Paseos Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Altura against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Altura wins on school zone and outdoor access within Summerlin's mid-tier; Henderson wins on citywide safety and master-plan variety; Summerlin overall wins on lifestyle breadth. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Altura at The Paseos | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $680K-$1.1M (Altura resale) | $476K citywide | $728K Summerlin-wide | $548K |
| HOA | $90-$210/mo (master + sub) | Varies | Varies ($60-$250+) | Varies |
| Middle School Rating | 10/10 Rogich MS (zoned) | Varies | High — Summerlin CCSD | High — CCSD |
| Trail Access | 150+ mi Summerlin network | Select areas | 150+ mi (sitewide) | Select master plans |
| Canyon Access | 10 min to Red Rock Canyon | 20-30 min | 10-20 min | 30-40 min |
| Guard-Gated | None — open neighborhood | Select enclaves | Select (The Ridges, RRCC) | Select (MacDonald Highlands) |
| New Construction | None — resale only | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Schools · Trails · Canyon access | Selection · Urban · Investors | Luxury · Outdoors · Schools | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. School ratings per GreatSchools; community-level demographics per NREG records. Last updated June 2026.
Cost of Ownership
What Will Altura at The Paseos Cost You Each Month?
An $800,000 Altura resale purchase runs about $5,800 monthly with 10% down at 7% per Freddie Mac's rate survey — including the combined Summerlin master and sub-association HOA dues. The tabs below model your payment, compare renting, and show the HOA tiers.
Payment Estimator
Estimate Your Altura at The Paseos Payment
$5,847
Estimated Monthly Payment
- Principal & Interest$4,790
- Property Tax$407
- Insurance$150
- HOA$200
- PMI$300
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Altura at The Paseos right now?
Rental supply in The Paseos village is structurally thin — 78% of households own — so executive leases command firm pricing when they appear. For 5-plus-year holds, the ownership math compounds favorably in a Summerlin professional neighborhood with consistent demand.
OWN (10% DOWN, 7%)
$5,770 / mo
- Principal & Interest
- $4,790
- Property Tax (~0.6%)
- $400
- Homeowners Insurance
- $130
- HOA (master + sub-association)
- $150
- PMI (10% down)
- $300
5-year net cost:~$178,000
Equity built:~$231,000
RENT (MODELED EXECUTIVE LEASE)
$3,500 / mo
- Executive Home Lease (modeled)
- $3,500
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$228,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an $800,000 Altura home for five years nets out cheaper than leasing once principal paydown and modest appreciation are counted — and the owner exits with roughly $231,000 in equity (including the down payment) while the renter exits with none. Nevada's income-tax advantage adds to the ownership case for California relocators at most income levels.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $150/mo blended HOA, modeled $3,500 executive lease.
HOA Fees by Community
HOA Fees by Association Tier
Every Altura homeowner pays two association layers: the Summerlin master fee plus the Altura sub-association fee. Together they run $90-$210 per month. Request the full resale package — current dues, reserve study, CC&Rs, and any pending specials — early in escrow.
Summerlin Master Association
Portion of the combined $90-$210/mo
Summerlin master fee
Fixed (included in the range)
Includes:
Trail network maintenance, master-plan parks, design standards enforcement, and community planning
What you access
All of Summerlin
Includes:
150-plus-mile trail system, master parks, Downtown Summerlin events programming
Altura Sub-Association
Balance of the combined $90-$210/mo
Altura sub-association
Varies by block
Includes:
Common-area landscaping, neighborhood streets, and sub-association reserve fund
Due-diligence note
Statutory right
Includes:
Request current dues, reserve study, and assessment history during escrow — balances vary
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve funding, assessment history, CC&Rs, and any pending specials
Transfer and capital fees
Varies by association
Includes:
One-time charges at closing — price them into your offer math before you write
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Altura at The Paseos?
Summerlin Parkway and West Charleston Boulevard are the two primary arteries — both within minutes of Altura — feeding the 215 Beltway, I-15, and US-95. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data; most Altura destinations beat that comfortably outside morning peak hours.
Drive Times from Altura at The Paseos
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterW Charleston Blvd or Rampart Blvd
- ~10 minTPC Summerlin (golf)Tournament Players Dr via Rampart
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid International AirportI-215 south → I-15 north
- ~45 minMt. Charleston / Spring MountainsUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Altura at The Paseos?
Standard Nevada escrows run 30-45 days from accepted offer to funding; cash buyers can close in 7-14 days. HOA document review for the Summerlin master association and sub-association resale package adds a few days but is a statutory right worth reading carefully. Jumbo loans on $1M-plus Altura homes may need extra appraisal time.
Quick Answer
What down payment do you need to buy in Altura at The Paseos?
Most Altura buyers put down 5% to 20%. Conventional financing works for much of the $680K-$1.1M range — on an $800,000 home, 10% down means roughly $80,000 upfront. VA loans allow 0% for eligible veterans. Jumbo products apply on purchases above the conforming limit, typically requiring 20% down plus reserves. Get pre-approved before you tour so you can move quickly when an elevated-lot home with Red Rock Canyon sight lines comes available.
Altura at The Paseos FAQ — 18 Answers
What Do Altura at The Paseos Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Altura at The Paseos?
Altura at The Paseos (ZIP 89138) single-family resale homes range from $680,000 to $1.1 million. The stat fallback median is $849,900 per Las Vegas REALTORS MLS data, with pricing driven by square footage, lot elevation, and view orientation. Call (702) 637-1759 for a current comparable pull before you write.
What village of Summerlin is Altura in?
Altura sits within The Paseos village of Summerlin, one of the most established sections of the Howard Hughes Corporation master plan. The Paseos is known for mature desert landscaping, elevated lot grades offering Red Rock Canyon sight lines, and trail connectivity to the broader 150-plus-mile Summerlin network. It places residents about five minutes from Downtown Summerlin and ten minutes from the canyon entrance on West Charleston Boulevard.
What ZIP code is Altura at The Paseos in?
Altura at The Paseos is in ZIP code 89138, within The Paseos village of Summerlin in Las Vegas, Nevada. Use 89138 when setting listing alerts so nearby villages at different price points do not muddy your search feed. Drive times from 89138: Downtown Summerlin roughly five minutes, Red Rock Canyon about ten minutes, the Strip about twenty minutes, and Harry Reid International Airport around thirty minutes via I-215 South.
What are HOA fees in Altura at The Paseos?
Budget $90-$210 per month, which stacks the Summerlin master association fee on top of the sub-association assessment covering common-area maintenance, community landscaping, and amenity upkeep. Exact dues vary by sub-association and can include capital reserves and special assessments. Always request the full resale package during escrow to confirm current figures, reserve funding levels, and any pending specials before your contingency deadline.
What schools serve Altura at The Paseos?
Clark County School District zones Altura to John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School (PreK-12, A+) and Bishop Gorman High School (A+). Charter alternatives include Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada. Zoning can shift between Summerlin neighborhoods, so verify current boundaries with CCSD before writing.
How far is Altura at The Paseos from the Las Vegas Strip?
About twenty minutes via Summerlin Parkway and I-15. Other key drive times from Altura: Downtown Summerlin roughly five minutes, Red Rock Canyon National Conservation Area about ten minutes via West Charleston Boulevard, and Harry Reid International Airport approximately thirty minutes via I-215 South. Morning traffic on Summerlin Parkway can add five to ten minutes during the peak commute window toward the Strip.
Is Altura at The Paseos guard-gated?
No. Altura at The Paseos is an open single-family neighborhood within The Paseos village of Summerlin — no staffed gate or controlled access. The broader Summerlin master plan does include guard-gated enclaves such as The Ridges and Red Rock Country Club, both within fifteen minutes. Buyers prioritizing gated security can compare those options through our team while benchmarking price differences, since guard-gated Summerlin enclaves start well above Altura's $680K-$1.1M range.
What is the property tax rate in Altura at The Paseos?
Nevada's effective property tax rate runs roughly 0.5-0.75% of assessed value per the Clark County Assessor, and primary residences are protected by a 3% annual increase cap under Nevada Revised Statutes 361.471. On an $800,000 Altura home that works out to approximately $4,000-$6,000 per year — a fraction of what a comparable Summerlin-profile home carries in California. Add HOA dues of $90-$210 monthly to complete the carrying-cost picture.
Does Nevada have a state income tax?
No — Nevada levies no personal state income tax. California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $400,000 saves roughly $35,000-$40,000 per year by establishing Nevada residency. That single line item, combined with Altura's roughly 0.5-0.75% effective property tax rate and the 3% annual cap under Nevada Revised Statutes 361.471, is why California relocators dominate buyer inquiries for The Paseos.
What outdoor recreation is near Altura at The Paseos?
The Paseos Linear Park and Fox Hill Park are both within walking distance, with desert gardens, adventure playgrounds with zip lines, disc golf, and trail connections. The Summerlin trail network extends 150-plus miles from the doorstep, linking parks, schools, and Downtown Summerlin. Red Rock Canyon National Conservation Area — 195,000-plus acres managed by the Bureau of Land Management — is about ten minutes west on West Charleston, offering hiking, rock climbing, and the 13-mile scenic drive.
What builders developed Altura at The Paseos?
Altura is part of the Summerlin master plan developed by Howard Hughes Corporation, one of the most respected master developers in the United States. The Paseos village homes were built by production and semi-custom builders under the Summerlin design guidelines, which enforce desert-contemporary architecture, consistent landscape standards, and quality construction throughout the village. Today Altura is a resale market with no active production builder sites.
How competitive is the Altura at The Paseos market?
Well-priced Altura homes in the $700K-$950K range move in 26 median days or fewer per Las Vegas REALTORS data when condition and lot position support the price. The Paseos village draws consistent demand from professional households and California relocators, so overpriced listings wait while move-in-ready, elevated-lot homes attract multiple offers. Pre-approval in hand and flexibility on possession timing give buyers a negotiating edge in this segment.
What is downtown Summerlin, and how close is it to Altura?
Downtown Summerlin is a 400-acre open-air shopping, dining, and entertainment district about five minutes from Altura along West Charleston Boulevard. It anchors 125-plus shops and restaurants, City National Arena (home practice facility of the Vegas Golden Knights), Las Vegas Ballpark, and a calendar of seasonal events. The Howard Hughes Corporation-developed district is the lifestyle hub for The Paseos and surrounding Summerlin villages.
How does Altura at The Paseos compare to other Summerlin villages?
The Paseos delivers a mid-tier price point — $680K-$1.1M — above value-oriented outer villages but below guard-gated enclaves like The Ridges (from $2M) and Red Rock Country Club (from $1.2M). Compared to Andalusia at The Paseos next door, Altura offers similar trail access and school zoning at comparable pricing. The differentiator is lot topography: elevated Altura lots often carry Red Rock Canyon or valley sight lines that justify premium pricing within the village.
Can Nevada Real Estate Group help me buy or sell in Altura at The Paseos?
Yes. Nevada Real Estate Group has represented buyers and sellers across The Paseos village and the broader Summerlin master plan. Our team pulls current MLS comparables, coordinates showings, and handles escrow coordination through Nevada's 30-45 day close cycle. Call (702) 637-1759 or submit your details through the form on this page and a Summerlin specialist will respond within the hour.
What down payment do you need to buy in Altura at The Paseos?
Most Altura buyers put down 5% to 20%. On an $800,000 home, conventional financing with 10% down means roughly $80,000 upfront plus closing costs of 1-2%. VA loans allow 0% for eligible veterans — a meaningful benefit for the military community that has settled across Summerlin. Jumbo loans apply above the conforming limit on higher-priced Altura homes; those lenders typically want 20% down plus reserves. Get pre-approved before you tour so you can move quickly when the right lot-position comes available.
How long does it take to close on a home in Altura at The Paseos?
Standard Nevada escrows run 30-45 days from accepted offer to funding. Cash buyers on resale Altura homes can close in 7-14 days. The HOA resale package — current dues, reserve study, CC&Rs — adds a few days of document review but is a statutory right and worth reading carefully for any pending assessments. Jumbo files sometimes need additional appraisal time because comparable sales in a single Summerlin village can be limited in any given quarter.
What is the Summerlin master association, and what does it cover?
The Summerlin master association, managed under the Howard Hughes Corporation master plan, covers the overarching infrastructure: the 150-plus-mile trail network, master-plan parks, design standards enforcement, and shared amenity access. Every Altura homeowner pays both the master fee and a sub-association fee for neighborhood-level maintenance. Combined, the two tiers run $90-$210 per month. Request the full resale package in escrow to confirm the exact split and any sub-association reserves or special assessments.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Altura at The Paseos?
These are the eight queries Summerlin buyers actually type into Google and AI assistants about Altura — answered in two or three sentences with specifics you can verify: school ratings from Las Vegas REALTORS MLS data, tax law from Nevada Revised Statutes, and master-plan facts from Howard Hughes Corporation.
Is Altura at The Paseos in Summerlin?
Yes — Altura at The Paseos is a sub-neighborhood within The Paseos village of the Summerlin master plan in Las Vegas (ZIP 89138), developed by Howard Hughes Corporation. It shares the Rogich MS and Palo Verde HS school zone and the 150-plus-mile Summerlin trail network with neighboring Paseos sub-villages.
What is the difference between Altura and Andalusia in The Paseos?
Both are single-family sub-neighborhoods within The Paseos village sharing the same school zone, trail access, and HOA structure. The primary distinctions are specific street positions, lot grades, and upgrade levels within each section — compare side by side with an NREG agent using current MLS comps by lot position.
Is Altura at The Paseos guard-gated?
No — Altura is an open single-family neighborhood within the Summerlin master plan. Nearby guard-gated Summerlin options include Red Rock Country Club (from $1.2M, about fifteen minutes) and The Ridges (from $2M). Our team can walk you through the trade-off between open-neighborhood pricing and gate security before you commit to a touring list.
What makes Sig Rogich Middle School so highly rated?
Rogich rates 10/10 on GreatSchools based on academic achievement, student progress, and equity metrics — consistently one of the highest-rated public middle schools in Nevada. The school serves the Summerlin west-side corridor including The Paseos. Verify current attendance boundaries with Clark County School District before writing an offer, as zoning can shift between nearby sub-neighborhoods.
How close is Altura to Red Rock Canyon?
About ten minutes west on West Charleston Boulevard to the Red Rock Canyon National Conservation Area entrance. The 13-mile scenic loop, Calico Hills rock climbing, and the canyon's primary hiking trailheads are all accessible within about fifteen minutes of Altura. The Bureau of Land Management manages the 195,000-plus-acre conservation area.
What is the Summerlin master association?
The Summerlin master association is the overarching HOA governing the full 22,500-acre Howard Hughes Corporation master plan, covering trail network maintenance, park infrastructure, design standards, and shared amenity access. Every Altura homeowner pays both the master fee and a sub-association fee; combined dues run $90-$210 per month. Request the full resale package in escrow to confirm the exact breakdown.
Can I get to the Strip from Altura in under 30 minutes?
Yes — Altura to the Strip runs about twenty minutes via Summerlin Parkway connecting to I-15 south, outside the morning commute peak. Harry Reid International Airport runs approximately thirty minutes via I-215 south. Downtown Las Vegas is about twenty-five minutes via US-95 east.
Why do California buyers choose Altura at The Paseos?
The tax math is the trigger: Nevada's zero state income tax vs California's 13.3% top marginal rate, a 3% primary-residence property-tax cap, and a Summerlin-quality single-family home at $680K-$1.1M compared to $1.5M-plus for a comparable school-zone address in greater Los Angeles. Call (702) 637-1759 for a side-by-side monthly cost comparison.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct Summerlin knowledge, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout The Paseos village — the depth behind the team's #1 ranking in Nevada and #44 in the nation.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a school-zone and trail-access market like Altura at The Paseos, knowing every lot grade, view corridor, and sub-association is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Altura at The Paseos?
Compare Altura at The Paseos with neighboring Summerlin villages and nearby guard-gated enclaves. Each card pairs the commute time with price positioning so you can judge whether a gate, a golf course, or a lower price point actually buys you more value for your household.
A-Z INDEX
Which Summerlin Areas Can You Explore Near Altura at The Paseos?
Altura at The Paseos sits within The Paseos village of the Howard Hughes Corporation Summerlin master plan (ZIP 89138), ten minutes from Red Rock Canyon. The entries below index related Summerlin communities and hub pages alphabetically — each links to a dedicated community guide or the closest city-level hub for deeper research.
KEEP LEARNING
What Else Should You Read About Altura at The Paseos?
These guides extend the research most Altura buyers do next — understanding the broader Summerlin master plan, comparing villages, and mapping the Las Vegas buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two premium poles compare — useful context for buyers weighing Summerlin mid-tier against Henderson alternatives.
Read →COMMUNITY HUB
Summerlin Community Hub
Master plan overview, all villages, school zones, trail maps, and builder comparisons in one place.
Read →Sources & Methodology
Where Does This Altura at The Paseos Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Stat fallback figures ($800,000 median, 41-day DOM) represent NREG field knowledge for ZIP 89138 and should be verified with current MLS data before any offer decision. Follow any link below to verify a figure directly.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active and closed counts for ZIP 89138 and the broader Summerlin market. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community record: trail miles, village structure, design standards, and master association governance. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Paseos is not separately tabulated by the Census). census.gov/quickfacts
- Clark County School District — School zoning, enrollment, and campus data for Vanderburg ES, Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings used for Rogich MS (10/10), Vanderburg ES (8/10), and Palo Verde HS (8/10) citations throughout this page. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89138 homes. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences cited throughout the tax and relocation sections. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, recreation data, and BLM fee schedule. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data underlying the economy section. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used for the payment calculator and buy-vs-rent model at 7.0% 30-year fixed. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026